1155 Pease Rd #49 · Yuba City, CA 95991

$99,500

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 115 Days on market

Manufactured home 55+ age-restricted Built 1974 Good condition 3,920 sqft lot $65/sqft · 22% below area Est $127k · 22% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.6

Listing remarks

$2500 SELLER CREDIT towards interior painting included. Move-in ready home in a 55+ community! Spacious 1,500+ sq. ft. home features 3 bedrooms, 2 baths, and a cozy fireplace. Located on a corner lot in the peaceful Village Green Senior Park. Large open greatroom with master bedroom on one side of the home and additional 2 bedrooms on the opposite side. Exterior covered parking and plenty of gardening space. Fees include access to community pool & clubhouse, water, sewer and cable.

Key facts

• Gardening space
• Covered parking
• Clubhouse

Tags

• MOVE IN READY
• CORNER LOT
• COVERED PARKING
• GARDENING SPACE
• COMMUNITY POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.5% in Yuba City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#111 in CA, #3,863 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, cost of living F.
• Yuba City Unified (urban): math 20% / reading 53% proficiency, ranked #263 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: April Lane Elementary (464 students, 81% FRL); Gray Avenue Middle (688 students, 89% FRL); River Valley High (math 23% / reading 53%, grade F, #571 of 1,170 statewide, top 49%, 1,771 students, 70% FRL) — zoned schools average 80% FRL vs 58% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 270 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sutter County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.03%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $126,794
• List price: $99,500
• Delta: -21.53%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Pease Rd #514	0.00mi	3/2.0	1,536 (0%)	3mo	$115,000	$75	98
1155 Pease Rd #59	0.09mi	3/2.0	1,512 (-2%)	3mo	$125,000	$83	90
1155 Pease Rd #517	0.16mi	3/2.0	1,536 (0%)	8mo	$95,000	$62	86
1155 Pease Rd #304	0.01mi	2/2.0 (-1)	1,440 (-6%)	1mo	$129,000	$90	83
1155 Pease Rd #408	0.18mi	2/2.0 (-1)	1,404 (-9%)	2mo	$155,000	$110	71
3120 Live Oak Blvd #150	0.36mi	4/2.0 (+1)	1,560 (+2%)	9mo	$177,777	$114	68
3120 Live Oak Blvd #111	0.36mi	3/2.0	1,664 (+8%)	5mo	$175,000	$105	65
3120 Live Oak #44	0.25mi	3/2.0	1,440 (-6%)	16mo	$177,500	$123	64
3120 Live Oak Blvd #102	0.28mi	3/2.0	1,680 (+9%)	9mo	$165,000	$98	64
1155 Pease Rd #224	0.05mi	2/2.0 (-1)	1,320 (-14%)	7mo	$100,000	$76	64
3120 Live Oak Blvd #167	0.24mi	3/2.0	1,338 (-13%)	11mo	$140,000	$105	58
3120 Live Oak Blvd #20	0.41mi	2/2.0 (-1)	1,440 (-6%)	14mo	$202,000	$140	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 2.25×
• Total profit: $34,857
• Equity at exit: $14,836

10-year hold

• IRR: 36.9%
• Equity multiple: 4.22×
• Total profit: $89,774
• Equity at exit: $8,603

Cash invested: $27,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 5 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $117,000 ($85/sqft)
• Median days on market: 38 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95991

• Rents YoY: 1.8%
• Active inventory: 270
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $836

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 52%

Sensitivity live

Price	-10% $905	-5% $871	+0% $836	+5% $802	+10% $768
Rent	-10% $684	-5% $760	+0% $836	+5% $913	+10% $989
Rate	-1.0pp $887	-0.5pp $862	base $836	+0.5pp $811	+1.0pp $784

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,875
• Closing costs: $2,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 Beymer Loop Yuba City, CA	3.0	2.0	1689	$2,800	$1.66	0d	1	0.27mi
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	139d	1	0.94mi
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	139d	1	0.97mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	116d	1	1.18mi

Property features AI

Finance

• Other: Directions: Live Oak Blvd to Pease RdAddress: 1155 Pease Rd #49, Yuba City, CA 95991
• Financial info: Land lease: No (land lease amount noted separately)
• HOA & community: No homeowners associationSenior community

Exterior

• Parking: Attached covered parkingNo garage
• Utilities: Public waterPublic sewerCable availableElectric: Other
• Home design: Manufactured in park (double wide)Updated/remodeledBuilt in 1974
• Construction: Aluminum skirtingLancer makeBitumen roof
• Exterior features: Corner lotCarport awningPorch awningCovered deckCovered patioStorage/shed(s)

Interior

• Kitchen: Pantry cabinetLaminate countertopsDishwasherFree-standing electric range
• Bedrooms: 3 bedrooms (includes master bedroom)
• Flooring: Laminate flooringTile flooring
• Bathrooms: 2 full bathroomsTub with shower over
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: Updated/remodeled interiorOne living room fireplace (in living room)Dual-pane full windowsCovered deck, covered patio, and porch stepsPorch awning and carport awningStorage/shed(s) on property
• Laundry & utility: Inside laundry room

Listing history 50 events

1. 2026-09-24
   days on market $99,500 Active 115 DOM
2. 2026-09-22
   days on market $99,500 Active 114 DOM
3. 2026-09-21
   days on market $99,500 Active 113 DOM
4. 2026-09-20
   days on market $99,500 Active 112 DOM
5. 2026-09-18
   days on market $99,500 Active 110 DOM
6. 2026-09-17
   days on market $99,500 Active 109 DOM
7. 2026-09-16
   days on market $99,500 Active 108 DOM
8. 2026-09-15
   days on market $99,500 Active 107 DOM
9. 2026-09-14
   days on market $99,500 Active 106 DOM
10. 2026-09-13
    days on market $99,500 Active 105 DOM
11. 2026-09-12
    days on market $99,500 Active 104 DOM
12. 2026-09-11
    days on market $99,500 Active 103 DOM
13. 2026-09-05
    days on market $99,500 Active 97 DOM
14. 2026-09-04
    days on market $99,500 Active 96 DOM
15. 2026-09-03
    pricedays on market $99,500 Active 95 DOM
16. 2026-08-31
    days on market $105,000 Active 92 DOM
17. 2026-08-30
    days on market $105,000 Active 91 DOM
18. 2026-08-29
    days on market $105,000 Active 90 DOM
19. 2026-08-28
    days on market $105,000 Active 89 DOM
20. 2026-08-27
    days on market $105,000 Active 88 DOM
21. 2026-08-26
    days on market $105,000 Active 87 DOM
22. 2026-08-25
    days on market $105,000 Active 86 DOM
23. 2026-08-24
    days on market $105,000 Active 85 DOM
24. 2026-08-23
    days on market $105,000 Active 84 DOM
25. 2026-08-22
    days on market $105,000 Active 83 DOM
26. 2026-08-21
    days on market $105,000 Active 82 DOM
27. 2026-08-20
    days on market $105,000 Active 81 DOM
28. 2026-08-19
    days on market $105,000 Active 80 DOM
29. 2026-08-18
    days on market $105,000 Active 79 DOM
30. 2026-08-17
    days on market $105,000 Active 78 DOM
31. 2026-08-16
    days on market $105,000 Active 77 DOM
32. 2026-08-15
    days on market $105,000 Active 76 DOM
33. 2026-08-14
    days on market $105,000 Active 75 DOM
34. 2026-08-13
    days on market $105,000 Active 74 DOM
35. 2026-08-12
    days on market $105,000 Active 73 DOM
36. 2026-08-11
    days on market $105,000 Active 72 DOM
37. 2026-08-10
    days on market $105,000 Active 71 DOM
38. 2026-08-09
    days on market $105,000 Active 70 DOM
39. 2026-08-08
    days on market $105,000 Active 69 DOM
40. 2026-08-07
    days on market $105,000 Active 68 DOM
41. 2026-08-06
    days on market $105,000 Active 67 DOM
42. 2026-08-05
    days on market $105,000 Active 66 DOM
43. 2026-08-04
    days on market $105,000 Active 65 DOM
44. 2026-08-03
    days on market $105,000 Active 64 DOM
45. 2026-07-31
    days on market $105,000 Active 61 DOM
46. 2026-07-30
    days on market $105,000 Active 60 DOM
47. 2026-07-29
    pricedays on market $105,000 Active 59 DOM
48. 2026-07-27
    days on market $112,500 Active 57 DOM
49. 2026-07-25
    days on market $112,500 Active 55 DOM
50. 2026-07-24
    days on market $112,500 Active 54 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,150
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$2,895
• Taxable income: $8,988
• Est. tax owed @ 24.0%: −$2,157
• After-tax cash flow: $7,880/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,680–$23,040 screening

This move-in ready manufactured home in a 55+ community is in good condition with minimal updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New kitchen appliances — Modernizes the space and adds value. ↑
• Both New paint in interior walls — Refreshes the space and adds value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary April Lane Elementary Middle Gray Avenue Middle High River Valley High F CA #571/1,170 Nat'l #8,877/17,239

Schools (NCES district)

• District: Yuba City Unified
• NCES district ID: 0643470
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 53% ▲ 5.00%
• Median HH income: $50,923
• Composite: 31.55/100
• National rank: #5956
• State rank: #263 of 517 in CA

B Composite livability gradescore 75/100

Livability — Yuba City

• Score: 75/100
• State rank: #111
• US rank: #3863

Category grades

Amenities A Commute A+ Cost of living F Crime D+ Employment C Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yuba City, CA
• County: Sutter County · 97,244 people
• City population: 81,625
• Metro: Yuba City, CA
• Population (ZIP): 42,579
• Household income: $70,590
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 16% of renters

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Population outlook (Sutter County) Hauer SSP2

• Today (2025): 97,244 people
• By 2030: 97,170 · -0.1%
• By 2040: 96,137 · -1.1%
• By 2050: 93,604 · -3.7%
• By 2075: 85,008 · -12.6%
• By 2100: 71,584 · -26.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 37% Two or more races 19% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Common ancestry: Slovak 2% Russian 1% Portuguese 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 28% Other Indo-European 10% Other Asian/Pacific 1%

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Political lean MEDSL · Sutter

• 2024 margin: Solid R (+31.4) · D 33.1% · R 64.5% · Other 2.4%
• 2008→2024 swing: -14.7pp toward R · 2008: -16.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+16.4 2016: R+16.3 2012: R+21.8 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -343.11%
• Current HPI: 240.3835
• Rent YoY: ▲ 1.79%
• Metro: Yuba City, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Property features AI

Finance

• Other: Directions: Live Oak Blvd to Pease RdAddress: 1155 Pease Rd #49, Yuba City, CA 95991
• Financial info: Land lease: No (land lease amount noted separately)
• HOA & community: No homeowners associationSenior community

Exterior

• Parking: Attached covered parkingNo garage
• Utilities: Public waterPublic sewerCable availableElectric: Other
• Home design: Manufactured in park (double wide)Updated/remodeledBuilt in 1974
• Construction: Aluminum skirtingLancer makeBitumen roof
• Exterior features: Corner lotCarport awningPorch awningCovered deckCovered patioStorage/shed(s)

Interior

• Kitchen: Pantry cabinetLaminate countertopsDishwasherFree-standing electric range
• Bedrooms: 3 bedrooms (includes master bedroom)
• Flooring: Laminate flooringTile flooring
• Bathrooms: 2 full bathroomsTub with shower over
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: Updated/remodeled interiorOne living room fireplace (in living room)Dual-pane full windowsCovered deck, covered patio, and porch stepsPorch awning and carport awningStorage/shed(s) on property
• Laundry & utility: Inside laundry room